Nassau & Suffolk County Market Intelligence
What July’s Market Means for Long Island Sellers
Single-Family Home Market Update Through July 2026
This Long Island single-family home market update shows that prices remained firmly higher through July 2026, while limited inventory continued to support sellers in both Nassau and Suffolk Counties.
The monthly numbers also point to healthy summer activity. Closed sales increased compared with July 2025 in both counties. Nassau homes took slightly longer to sell during July itself, while Suffolk homes sold faster and inventory fell sharply. The overall message is encouraging for sellers, but buyers are still paying close attention to price, condition, and value.
The July Takeaway
Long Island single-family prices are still rising, inventory remains tight, and July closings improved in both counties. Nassau buyers took a little longer to make decisions, while Suffolk showed faster sales and especially limited supply.
Long Island Single-Family Market: The Big Picture
Over the rolling 12-month period through July 2026, the median single-family sales price reached $851,000 in Nassau County and $715,000 in Suffolk County. Both were up 5.1% from the prior rolling period.
Inventory remained below the prior year, declining 2.2% in Nassau and 4.2% in Suffolk. That shortage continues to support values, even though the counties are moving at different speeds.
The July-only snapshot showed closed sales increasing 7.6% in Nassau and 3.7% in Suffolk compared with July 2025. Nassau’s monthly days on market increased from 34 to 38, while Suffolk improved from 39 to 37 days.
Compare these figures with the June 2026 Long Island market update.
Nassau County Single-Family Home Market
Nassau County’s rolling 12-month median single-family sales price increased from $810,000 to $851,000, a gain of 5.1%. Days on market improved from 49 days to 46 days, while inventory declined 2.2% to 2,099 homes.
Closed sales edged up 0.4% during the rolling period. Sellers received an average of 99.4% of original list price, equivalent to 0.6% below asking. That remains a strong result, although it reinforces the importance of pricing accurately from the beginning.
What stands out in Nassau
July closings rose 7.6% from a year earlier, and the July median price reached $880,000. However, monthly days on market increased 11.8%, from 34 to 38 days. This is not a reversal of the seller’s market, but it suggests buyers are taking a little more time before committing.
For homeowners in communities such as Massapequa, Seaford, and Wantagh, local competition and price range may produce very different results from the countywide averages.
Suffolk County Single-Family Home Market
Suffolk County’s rolling 12-month median single-family sales price increased from $679,999 to $715,000, also a gain of 5.1%. Average days on market held steady at 48 days, while inventory declined 4.2% to 2,896 homes.
Rolling closed sales declined 1.5%, but sellers still received an average of 100.4% of original list price—0.4% above asking. Well-positioned Suffolk homes continue to attract competitive demand.
What stands out in Suffolk
Suffolk’s July-only median price reached $750,000, up 7.1% from July 2025. Closed sales increased 3.7%, days on market declined 5.1%, and inventory fell 8.2%. Those figures point to a particularly competitive July market where supply remained constrained.
Conditions can still vary significantly among markets such as Bay Shore, Huntington, and Smithtown.
What This Means If You’re Selling
- Values remain favorable. Rolling median prices rose 5.1% in both counties.
- Limited competition still helps sellers. Inventory remained lower than a year earlier in Nassau and Suffolk.
- Buyer activity is healthy. July closings increased in both counties.
- Pricing still matters. Nassau’s longer July marketing time shows buyers will hesitate when value is unclear.
- Local data matters most. Your town, school district, price range, condition, and competing listings will determine the response to your home.
A strong countywide market does not mean every home should be priced aggressively. The best launch price is the one that creates urgency among the right buyers while remaining supportable by recent comparable sales.
Frequently Asked Questions
Are Long Island single-family home prices still rising?
Yes. Rolling 12-month median prices increased 5.1% in both Nassau and Suffolk Counties through July 2026.
Is the market beginning to slow?
The countywide data does not show a broad downturn. Nassau’s July days on market increased, indicating more buyer deliberation, while Suffolk’s July homes sold faster. This is better described as a disciplined market than a uniformly slowing one.
Are sellers still receiving full asking price?
On a rolling basis, Nassau sellers received 99.4% of original list price and Suffolk sellers received 100.4%. Individual results depend heavily on location, condition, competition, and initial pricing.
How can I find out what is happening in my town?
A town-specific review of recent sales, active competition, pending activity, and buyer demand will provide a more useful picture than countywide data alone.
Thinking About Selling?
Let’s Look at Your Local Market
Countywide numbers are useful context, but your town, neighborhood, price range, and property are what matter most. I can prepare a local, no-obligation review of current competition, buyer demand, and your home’s likely value range.
Glen Hagen
Licensed Real Estate Salesperson
Realty Connect USA
GlenHagen.com | 516-429-9399
Data source: OneKey MLS Market Statistics and Local Market Update reports for Nassau and Suffolk County single-family homes through July 2026. Rolling 12-month figures represent the current month and preceding 11 months. Median sales price and original-list-price figures may not account for seller concessions or down-payment assistance.